11 Pike Farm, Charleville, Co. Cork, P56 R890
6 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 4 Bed · 2 Bath · 133m² · Detached
Market Position
Priced Within Local Sold Range
At €345,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 5mo recency · Moderate confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €345,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €345,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with the size-adjusted median. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Garryrhu, Limerick Rd, Charleville, Cork | 2025-04-10 | 253.9m² | |
| 51 Harrisons Place, Charleville, Cork, Cork | 2024-11-25 | 210.9m² |
Transactions within a 3.0km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Improvement Potential: Upgrading this D1 BER rating to a B2 could cost approximately €8,000-€12,000, but would likely increase the property's market value by €15,000-€20,000, offering a sound investment.
Details
- Size Advantage: At 133m², this property is of a good size, aligning with the 'Large' size category and offering 4 bedrooms, which is a plus in markets favouring family homes.
- Value Optimization: The current asking price of €345,000 is significantly above the estimated value of €241,581, suggesting that optimizing the property's perceived value through BER upgrades and modern finishes could help bridge this gap.
- Hypothesis: Given the D1 BER rating and a significant discrepancy between the estimated and asking price, a targeted investment in energy efficiency upgrades and cosmetic enhancements could significantly improve market appeal and potentially justify a higher proportion of the asking price, provided comparable properties with better BERs are also fetching premiums.
Amenities
Transport Connectivity: Charleville is served by Bus Éireann routes, including the 140 service, connecting to Cork city, and the local train station provides regular services to Cork and Limerick, facilitating commutes.
Details
- Local Amenities: The area offers essential amenities including Scoil Mhuire Gan Smal (primary school) and Coláiste Mhuire (secondary school), alongside local supermarkets like SuperValu and local pharmacies, catering to daily needs.
- Walkability and Leisure: While rural in character, Charleville offers a degree of walkability to local shops and services, with nearby parks and community facilities providing local recreational options.
- Hypothesis: The property's location in Charleville, while offering a more affordable entry point compared to major urban centres, presents a trade-off in terms of extensive public transport options; future infrastructure development, particularly enhanced rail links or dedicated park-and-ride facilities for major employment hubs, could significantly boost its appeal to a wider commuter demographic.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.